1001 S Hale Ave #13 · Escondido, CA 92029

$224,900

2 bd · 2.0 ba · 1,272 sqft · Manufactured public records · 273 Days on market

Built 2003 11 ac lot Est $291k · 23% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Casa Grande Estates, one of Escondido’s most desirable 55+ communities! This well-maintained home offers a spacious floor plan with 2 bedrooms plus a versatile den—perfect as an office, hobby room, or easily converted into a 3rd bedroom. High ceilings, skylights, and large windows fill the interior with natural light, creating an inviting and airy atmosphere. The kitchen is designed with plenty of cabinet and counter space, complemented by a pantry, center island, up-to-date appliances, and a reverse osmosis system for purified drinking water. A whole-home water softener adds extra comfort and convenience. The primary suite features a private bathroom with an oversize

Key facts

• Versatile den
• Spacious floor plan
• Natural light

Tags

• SPACIOUS FLOOR PLAN
• VERSATILE DEN
• NATURAL LIGHT
• PLENTY OF CABINET SPACE
• CENTER ISLAND
• REVERSE OSMOSIS SYSTEM

Property features AI

Finance

• Other: Living area and lot size sourced from public records
• HOA & community: Senior community; Community features include gutters, curbs, and street lighting; Land lease: $727.49 per month

Exterior

• Parking: Located in Casa Grande Mobile Estates
• Utilities: Public sewer; District/Public water
• Home design: Single-story home; Mobile home model GS2544A90 (12' x 52') — mobile home remains on site; Front entry; Facing/direction not specified
• Construction: Year built per public records; Total of 1 story
• Exterior features: Back yard; Community pool

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Primary bedroom (downstairs)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: One-level home with front entry; Primary bedroom; All bedrooms on the ground floor; Living room
• Laundry & utility: Washer hookup; Gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.5% in Escondido — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#238 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment B; Watch: health & safety C-, schools D+, crime D+.
• Escondido Union High (suburban): math 19% / reading 56% proficiency, ranked #247 of 517 in CA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 93 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 11,759 units permitted in San Diego County in 2024 (7,244 in 5+ unit buildings).
• This rent runs 30% of the median local income ($125k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• San Diego County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $291,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 S Hale Ave #85	0.06mi	2/2.0	1,269 (-0%)	15mo	$276,000	$217	84
955 Howard Ave Spc 89	0.22mi	2/2.0	1,120 (-12%)	12mo	$280,000	$250	60
1301 S Hale #17	0.33mi	3/2.0 (+1)	1,344 (+6%)	16mo	$350,000	$260	57
1750 W Citracado Pkwy #103	0.66mi	3/2.0 (+1)	1,280 (+1%)	12mo	$565,000	$441	53
1751-248 W CITRACADO Pkwy #248	0.72mi	2/2.0	1,344 (+6%)	10mo	$272,000	$202	48
1751 W Citracado Pkwy #293	0.71mi	2/2.0	1,344 (+6%)	14mo	$280,000	$208	46
1751 Citracado Pkwy #272	0.71mi	2/2.0	1,344 (+6%)	15mo	$300,000	$223	45
900 Howard Ave #38	0.27mi	3/2.0 (+1)	1,440 (+13%)	19mo	$330,000	$229	44
900 Howard Ave #91	0.27mi	3/2.0 (+1)	1,440 (+13%)	20mo	$329,000	$228	44
1751 W CITRACADO Pkwy #282	0.71mi	2/2.0	1,360 (+7%)	15mo	$305,000	$224	42
1750 W Citracado Pkwy #164	0.66mi	3/2.0 (+1)	1,344 (+6%)	16mo	$515,000	$383	42
1751 W CITRACADO #302	0.71mi	2/2.0	1,152 (-9%)	12mo	$318,000	$276	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.51% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.42×
• Total profit: $26,759
• Equity at exit: $33,533

10-year hold

• IRR: 18.8%
• Equity multiple: 2.46×
• Total profit: $92,126
• Equity at exit: $19,445

Cash invested: $62,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92029

• Rents YoY: 1.5%
• Active inventory: 93
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,122 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $1,065

Break-even live

Break-even rent $1,773

Max offer price $224,900

Occupancy floor 61%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 Del Dios Rd Escondido, CA	1.0–2.0	1.0–2.0	845	$2,858	$3.38	2d	29	0.63mi
101 S Spruce St Escondido, CA	2.0	2.0	925	$2,550	$2.76	17d	1	1.12mi
101 S Spruce St Escondido, CA	2.0	2.0	925	$2,585	$2.79	2d	3	1.12mi
700 W Grand Ave Escondido, CA	1.0–3.0	1.0–3.0	1228	$3,194	$2.60	2d	10	1.18mi
526 S Tulip St Unit 2 Escondido, CA	3.0	2.5	1400	$3,475	$2.48	2d	1	1.19mi
21654 Saddle Bred Ln Escondido, CA	3.0	2.5	1873	$4,100	$2.19	10d	1	1.33mi
21644 Trail Ridge Dr Escondido, CA	3.0	2.5	1873	$6,550	$3.50	3d	1	1.35mi
643 W 6th Ave Unit 647 Escondido, CA	2.0	1.0	917	$2,513	$2.74	2d	1	1.36mi
643 W 6th Ave Unit 643 Escondido, CA	2.0	1.0	917	$2,513	$2.74	22d	1	1.36mi
1051 Rock Springs Rd #216 Escondido, CA	3.0	2.0	1082	$3,200	$2.96	3d	1	1.39mi
329 Antoni Gln #1404 Escondido, CA	2.0	2.5	1164	$3,000	$2.58	10d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $224,900 Active 273 DOM
2. 2026-06-17
   days on market $224,900 Active 272 DOM
3. 2026-06-16
   days on market $224,900 Active 271 DOM
4. 2026-06-15
   days on market $224,900 Active 270 DOM
5. 2026-06-13
   days on market $224,900 Active 268 DOM
6. 2026-06-09
   days on market $224,900 Active 264 DOM
7. 2026-06-08
   days on market $224,900 Active 263 DOM
8. 2026-06-07
   pricedays on market $224,900 Active 262 DOM
9. 2026-06-04
   days on market $249,900 Active 259 DOM
10. 2026-06-03
    days on market $249,900 Active 258 DOM
11. 2026-06-02
    days on market $249,900 Active 257 DOM
12. 2026-06-01
    days on market $249,900 Active 256 DOM
13. 2026-05-31
    days on market $249,900 Active 255 DOM
14. 2026-04-01
    price $259,000
15. 2026-01-29
    status Active
16. 2026-01-09
    historical Active Under Contract
17. 2025-09-18
    listed $269,900 Active
18. 2012-04-17
    price $69,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $736 · $61/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$973/yr (+$81/mo · 132.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,464
• − Mortgage interest: −$12,598
• − Property taxes: −$736
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,997
• − Management: −$2,997
• − Depreciation: −$6,543
• Taxable income: $9,672
• Est. tax owed @ 24.0%: −$2,321
• After-tax cash flow: $10,465/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Escondido Union High
• NCES district ID: 0612910
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $55,731
• Composite: 32.82/100
• National rank: #5620
• State rank: #247 of 517 in CA

Livability — Escondido

• Score: 70/100
• State rank: #238
• US rank: #7829

Category grades

Amenities A+ Commute A+ Cost of living F Crime D+ Employment B Housing C+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escondido, CA
• County: San Diego County · 3,178,799 people
• City population: 177,903
• Metro: San Diego-Chula Vista-Carlsbad, CA
• Population (ZIP): 20,726
• Household income: $124,726
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 621.0

Population outlook (San Diego County) Hauer SSP2

• Today (2025): 3,678,185 people
• By 2030: 3,856,546 · +4.8%
• By 2040: 4,171,407 · +13.4%
• By 2050: 4,421,607 · +20.2%
• By 2075: 4,831,599 · +31.4%
• By 2100: 4,832,502 · +31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 24% Two or more races 12% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 3% Lithuanian 3% Iranian 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 78% English-only · Spanish 12% Tagalog/Filipino 3% German/W. Germanic 1%

Political lean MEDSL · San Diego

• 2024 margin: D (+16.8) · D 56.9% · R 40.1% · Other 2.9%
• 2008→2024 swing: +6.6pp toward D · 2008: 10.2pp · 2024: 16.8pp
• All cycles: 2024: D+16.8 2020: D+22.8 2016: D+17.8 2012: D+5.1 2008: D+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -462.03%
• Current HPI: 375.7876
• Rent YoY: ▲ 1.51%
• Metro: San Diego-Chula Vista-Carlsbad, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+270.5% since first listed

5 events — show timeline

• 2026-04-01 Price Changed $259,000 CRMLS
• 2026-01-29 Relisted — CRMLS
• 2026-01-09 Contingent — CRMLS
• 2025-09-18 Listed $269,900 CRMLS
• 2012-04-17 Price Changed $69,900 SDMLS

Property tax history

-4.9%/yr

Latest (2013): $736 · -27.5% YoY. Source: county tax records.